Do you suggest adding a package to my digital guidebook or offering it differently?

Like your post title suggests, you die to avoid the taxes.

Need more information surrounding why your current lender is suggesting they cannot utilize the rental income on your investment property.

For the immediate time, I'd love any contractors and handymen suggestions, but eventually, to work with agents to buy and sell in the area. 

Quote from @Francisco Solano: I suggest you ask a business attorney in your state for this basic template.

But it's a risk.If the PM is that bad, I suggest you do some research and find another manager.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

@Peter Mckernan Love the way you did that deal and agree that those deals exist both on market and off market you just have to be able to look for them in an effective way and add creativity. 

Part of my issue was not having a reasonably priced handyman ahead of time and eventually overpaying to just get it done and also inexperience as a manager.With that said, you essentially have two options: very cheap properties in less good areas (you're looking at 100k or less--which you might have trouble getting a good lender for)  or trying to do some sort of house hack (e.g. live in flip, live in rent by the room, multifamily) where you budget will be closer to 200k-300k.Personally, I would not look at real estate until you are maxing out your 401k and IRA, but lots of folks have done significantly better with real estate than stocks and would think I'm crazy for suggesting this.

I would suggest that you make sure your Attorney records the deed as well.

Current thinking is:a) 70% rule, for immediate resale scenariob) BRRRR, Build and hold as rental scenario Thanks in advance for any suggestions!